and he's growing.. getting more purchasing power as he grows  so that he can offer discounted properties for his members.

But then, some would argue that instead of LLCs (costly), I should hop for an Umbrella Insurance. 

That will help move the decision along.What about checking on cost of materials there?

I imagine SF and MF have a lower cost to play? 

The breakdown of costs you've provided is insightful.

Since it is more than one year I own the house I was thinking to do cash out financing on 2 rentals...they both are worth around 125k and get 1500 rent.I went to lot of banks and everyone is quoting about 4000 dollar closing costs for each house for cash out financing.

However if you decide to get those new power tools you want on the business credit card and your business is a tax firm like us, its going to be hard to justify to the IRS (and your wife) why it was a valid purchase for tax purposes. 

However, I have some concerns about the potential costs involved in mold remediation, especially if it requires tearing up drywall.I'm considering whether I should inform my insurance company to see if they can cover the damage.

See the 2020 aerial view below.Very little undeveloped private land is left in the Las Vegas Valley, and desirable areas cost more than $1 million per acre.

Who pays the closing costs on these deals?